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PC Minutes 2001-07-25MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION GENERAL PLAN UPDATE (Contd. Meeting) JULY 25, 2001 PAGE 1 CALL TO ORDER Chair Costello called the special meeting of the Planning Commission of the City of Arroyo Grande to order at 6:30 p.m. ROLL CALL Commissioner Brown X Commission Fowler X Commissioner Guthrie X Vice Chair Keen X Chair Costello I . A. ORAL COMMUNICATIONS Otis Page, 606 Myrtle Street: At the last City Council meeting it was established that there would be a future hearing on the inadequacies of the present Traffic Analysis. He would like to make comments regarding this. Rob Strong, Consultant: It is the intention of the City Council is to continue their July 31' public hearing meeting to a date in August where additional testimony can be heard regarding Higgins & Associate's report, after adequate time for review of the traffic analysis. Otis Page: The two major issues are water and Traffic; he was concerned with the accuracy of the traffic analysis report. Albert Epstein, 2906 West Magnolia: He had a concern with 201 Brisco Road (ambulance station). The map indicates that it will be zoned R (it is currently zoned I). Rob Strong is recommending MU, and I would like this addressed. Rob Strong said this has been already been responded to and corrected in the final EIR and will be changed on the final map. B. WRITTEN COMMUNICATIONS None II. PUBLIC HEARING ITEMS A. Consider the Final Environmental Impact Report (EIR) and 2001 General Plan Update (GPU) and a Resolution Recommending Certification of the Final EIR and Adoption of the 2001 General Plan Update. 1. Presentation of the 2001 General Plan Update process to date and the remaining steps toward adoption. Rob Strong, the Consultant, said the final EIR should be reviewed and the response to comments. The Planning Commission should recommend to the City Council anything they disagree with and then an amended draft will be issued to reflect changes and clarifications. MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION GENERAL PLAN UPDATE (Contd. Meeting) JULY 25, 2001 PAGE 2 The Planning Commission decided to review the elements of the GPU first then look at the EIR and how it addresses the issues. Planning Commission Comments: Agriculture, Open Space and Conservation Element Objective C /OS 6, Policy C /OS6 -1, regarding water resources, projected General Plan population at buildout and per capita consumption were discussed at some length. Staff clarified that the last sentence of the policy should read: The 3,590 acre feet per year minimum supply during drought conditions is estimated as capable of supporting a city of 20,000 residents (at 160 gpd per capita average consumption). Historic and current per capita consumption was reviewed and acknowledged to exceed the proposed use rate, despite prior "water neutralization" programs of the City regarding new developments. The Commission requested: • Additional study and report from Public Works and water master plan consultants regarding water issues on possible mitigation measures to achieve per capita water consumption reduction to the targeted level, and to report annually on actual use. • Staff to develop policy proposals to assure more efficient water use and report on current average consumption by different land use types, densities and design factors, including agriculture, commercial, office, industrial, and residential of various types and densities. • To prescribe specific "triggers" or thresholds of water use (e.g. 90% of estimated drought yield) and or prescribing that consumption greater than 160 gpd) as requiring the City Council consider further mitigation and monitoring or reduction of further development toward buildout until estimated yields or average consumption are resolved to comply with the stated management objective. • Council referral on possible water resource mitigation and monitoring program proposals due to this possible resource constraint to estimated General Plan buildout. Commissioner Guthrie made a motion, seconded by Commissioner Brown to direct staff to come back with two possible language interpretations, one that relates to when we reach 90% of our ultimate drought yield, and a second one that relates to when use per capita is not making the current target. ROLL CALL VOTE X Commissioner Brown X Commission Fowler —X— Commissioner Guthrie _X— Vice Chair Keen X Chair Costello 1 1 MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION GENERAL PLAN UPDATE (Contd. Meeting) JULY 25, 2001 PAGE 3 Objective Ag 1, Policy Ag 1 -4.2: The Commission discussed at length the ratio and location criteria for possible mitigation for loss areas having prime farmland soils (e.g. East Cherry near Traffic Way /Dorfman and Japanese Welfare Assoc.). Commissioner Guthrie made a motion, seconded by Commissioner Brown, to support the policy as drafted, requiring 2:1 permanent protection of prime soils on another suitable location, acceptable to City Council, 1) within or contiguous to the City boundaries, 2) within Urban Land Use Element Area (City and Sphere of Influence), or 3) within the Area of Environmental Concern (Planning Area), in that order of preference. ROLL CALL VOTE Commissioner Brown NO Commission Fowler X Commissioner Guthrie X Vice Chair Keen X Chair Costello Objective Aq2 - Acceptable as drafted; unanimous consensus. Objective Aq3 - Acceptable as drafted; unanimous consensus. Objective Ag4 - Acceptable as drafted; unanimous consensus. (Request to change the word industrial district to Industrial areas, section Ag4 -6.3.) Objective Aq4 -6.3 - Request to change Objective Ag5, Policy 5 -2.2: The Commission considered both the response to comments outlined in the Final Environmental Impact Report C -2 -R1, and an additional memo from the County Agricultural Commissioner's office dated July 19, 2001. A discussion followed of the minimum agricultural buffer distance and need for flexibility to fit existing conditions. Commissioner Brown made a motion, seconded by Commissioner Guthrie to recommend the following language: "No portion of any new residential structure should be located closer than 200 feet from the site of agricultural operations. Greater or lesser distances may be required or permitted based upon site - specific circumstances" (changes underlined)." ROLL CALL VOTE X Commissioner Brown NO Commission Fowler X Commissioner Guthrie NO Vice Chair Keen X Chair Costello Ag6 - Agriculture classification- shall include minimum development standards: - Acceptable as drafted; unanimous consensus. MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION GENERAL PLAN UPDATE (Contd. Meeting) JULY 25, 2001 PAGE 4 Objective C /OS 1 - Acceptable as drafted; unanimous consensus. Objective C /OS 2 - Acceptable as drafted; unanimous consensus. Objective C /OS 3 - Acceptable as drafted; unanimous consensus. Objective C /OS 4 - Acceptable as drafted; unanimous consensus. Objective C /OS 5 - Acceptable as drafted; unanimous consensus. FRINGE AND URBAN LAND USE ELEMENT Rob Strong said prior to policy review the Commission considered several map clarifications and corrections based on public comments and owner concerns: A residential classified and zoned triangular shaped property on the north side of East Branch at Crown Terrace and Le Point Terrace Streets had been incorrectly mapped as Village Core. The map correction to Single Family Residential, Medium Density will be reported to the City Council. Open Public Comment Richard DeBlauw, 744 Mt. Vista, Arroyo Grande, requested that former Loomis properties on the south side of East Branch not be reclassified from Village Core (VC) to Multiple Family Residential, as previously requested and preliminarily recommended. Close Public Comment Re: Land Use Study Area 7E - Village Core Boundaries -Staff confirmed that the eastern four flag lots (APN Nos. 07- 501 -30, 31, 32 and 33) would still be recommended for reclassification to Single Family Residential, Medium Density, but that the subject property including 520, 522 and 528 East Branch would remain classified Village Core (VC). (These creekside properties had recently been reconfigured by lot line adjustment, AGAL 00 -173, to facilitate a Mixed -Use development proposal.) Re: Land Use Study Area 12 - El Camino Real - In reply to owner Al Epstein request for verification that the property at 201 Brisco Road was being corrected to be part of Mixed Use rather than Multiple Family Residential classification. Staff confirmed that this correction would be reported to the City Council. These map corrections were accepted by unanimous consensus of the Commission. Table LU -1 — regarding residential density, zoning categories and population density was also clarified by staff, to revise the persons per household from 3.0 to 2.4 p /du. average based on 2000 census data. Approximate population density will be corrected on the table for future buildout calculations when land use classification acreage refinements are provided prior to or concurrent with Development Code revisions. MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION GENERAL PLAN UPDATE (Contd. Meeting) JULY 25, 2001 PAGE 5 Objective LU (Fringe) Acceptable as drafted, unanimous consensus. Objective LU1 Acceptable as drafted, unanimous consensus. Objective LU2 Acceptable as drafted, unanimous consensus. Objective LU3 Acceptable as drafted, unanimous consensus. Objective LU4 Acceptable as drafted, unanimous consensus. Objective LU5- Policy 5 -5, Commissioner Keen made a motion, seconded by Commissioner Guthrie to recommend that Policy LU 5 -5 be stricken from the element as worded providing for possible heavy commercial and light industrial uses in all Mixed -Use areas. ROLL CALL VOTE X Commissioner Brown --- Commission Fowler X Commissioner Guthrie X Vice Chair Keen X Chair Costello The Commission directed staff to replace the stricken language with "concurrent with the Development Code there would be designated uses in each of the Mixed Use subareas ". This alternative policy recommendation was accepted by unanimous consensus to become LU 5 -5. Policy 5 -8.3: -The Commission recommended clarification of the preferred location of off - street parking in Mixed Use corridors by the following change. On a motion by Commissioner Keen, seconded by Commissioner Fowler it was recommended to change the language to clarify the preferred location of off - street parking in Mixed Use corridors to read "Promote the development of buildings along a landscaped sidewalk frontage. Promote rear yard parking by discouraging front yard parking and encouraging private, shared or public parking facilities located to the rear of buildings or side streets in Mixed Use corridors." ROLL CALL VOTE NO Commissioner Brown X Commission Fowler X Commissioner Guthrie X Vice Chair Keen X Chair Costello Objective LU6— Acceptable as drafted, unanimous consensus. MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION GENERAL PLAN UPDATE (Contd. Meeting) JULY 25, 2001 PAGE 6 Objective LU7— Acceptable as drafted, unanimous consensus. Objective LU8— Acceptable as drafted, unanimous consensus. Objective LU 8a— Frederick /ALC — Based on a request to include all contiguous parts of the ALC ownership within a proposed Specific Plan the Commission by unanimous consensus accepted that the SP boundary within the City should be corrected to include a 2 acre portion of Frederick /ALC property southwest of Traffic Way Extension and adjoining Freeway 101, incorrectly excluded on the draft map. This 2 -acre parcel was retained as Single Family Residential, Low - Density, (formerly Rural Residential). Other adjoining properties not owned by Fredrick /ALC including several homes owned by the Lawlers remain SFR -LD classification, subject to amendment if or when a Specific Plan resolves future development and infrastructure improvements in the vicinity. On a motion by Commissioner Guthrie, seconded by Commissioner Brown it was recommended to leave the Lawler property as the map shows, but include the 2 -acres of Fredericks /ALC within the Specific Plan boundary and remove the Land Use designation within it. ROLL CALL VOTE X Commissioner Brown X Commission Fowler X Commissioner Guthrie X Vice Chair Keen X Chair Costello Objective LU9— Acceptable as drafted, unanimous consensus. Objective LU10— Acceptable as drafted, unanimous consensus. Objective LU1 1 — Acceptable as drafted, unanimous consensus. Objective LU11.5— Acceptable as drafted, unanimous consensus. Objective LU12— Acceptable as drafted, unanimous consensus. HOUSING ELEMENT Objective H -1, Policy H1-8.3—The Commission discussed the adopted affordable (low and moderate - income) housing policies of the 1993 element. The Commission concern was primarily that new developments are avoiding on -site construction of such units by payment of "in -lieu affordable housing fee ". A motion was made by Commissioner Guthrie, seconded by Commissioner Brown to recommend to City Council that the in -lieu fees be increased from 1% to a minimum of "5% of the value of new construction as computed for a building permit," and to include commercial and other non- residential construction in this requirement if on -site affordable housing is not provided. MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION GENERAL PLAN UPDATE (Contd. Meeting) JULY 25, 2001 PAGE 7 ROLL CALL VOTE ___X_ Commissioner Brown NO Commission Fowler X Commissioner Guthrie X Vice Chair Keen X Chair Costello SAFETY ELEMENT Chair Costello said he would like the opportunity to review technical reports and maps before recommending the Safety Element. In an evacuation of the City it would have a direct impact on the Circulation Element. Commissioner Brown said he would defer to the Chairman as he has the expertise on this subject. Rob Strong there are lots of issues that are semi - technical in nature and the consultant could be requested to discuss this. A motion was made by Commissioner Guthrie, seconded by Commissioner Brown to defer discussion and recommendations of the update of the Safety Element until Chair Costello had opportunity to review technical report and maps. Discussion was deferred until August 7, 2000 regular meeting for possible recommendations. ROLL CALL VOTE _X__— Commissioner Brown X Commission Fowler X Commissioner Guthrie X Vice Chair Keen X Chair Costello ECONOMIC DEVELOPMENT ELEMENT Rob Strong said the minor typographical corrections suggested by the City's Economic Development Director letter of July 23, 2001 were mentioned accepted, as outlined in the attached letter. Additionally, the Commission recommended the following minor clarifications or changes: Objective ED1 — Acceptable as drafted, unanimous consensus. Objective ED2— Revise title "Mixed Use, Office, and Light Manufacturing." Expand Objective ED -2 and Policy ED2 -2 to clarify primary purpose :... "to promote and enhance base line job opportunities within the City for local residents" - unanimous consensus. Objective ED- 3— acceptable as drafted, unanimous consensus. Objective ED- 4— Acceptable as drafted, unanimous consensus. MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION GENERAL PLAN UPDATE (Contd. Meeting) JULY 25, 2001 PAGE 8 Objective ED 5 and Policy ED5 -1 — Revise to read: "ED5 Develop a strategy that promotes the importance of tourism in the City. Policy ED5 -1— Become an active participant in the San Luis Obispo Countywide tourism programs.' - unanimous consensus. Objective ED6— Acceptable as drafted, unanimous consensus. Objective ED7, Policy 7 -1.3— After some discussion the Commission decided to recommend a change in the language of this Policy. Commissioner Brown made a motion, seconded by Commissioner Keen, to amend Policy 7- 1.3 and strike the phrase "Conditional Use Permits" and change to read "examine the possibility of an administrative review process as an alternative for routine projects that are consistent with the General Plan". ROLL CALL VOTE Commissioner Brown X Commission Fowler X Commissioner Guthrie X Vice Chair Keen X Chair Costello PARKS AND RECREATION ELEMENT Recommended as drafted by unanimous consensus. NOISE ELEMENT The Commission requested that restaurants, with and without outdoor dining and entertainment and /or drive -up windows, be added to Table N-1. Otherwise the objectives and policies, reformatted from 1993 adopted policy document, is acceptable as drafted, by unanimous consensus. CIRCULATION /TRANSPORTATION ELEMENT There was a discussion on the maps. Objective CT1 - The Commission agreed with the staff recommendation that the arterial collector and local street standard sections and typical rights of way be revised by Public Works and Community Development proposing new sections including provisions for bike lanes, transit turnouts, adequate sidewalks, parkways, medians, travel and parking lanes where appropriate. Otherwise the policy text is acceptable as drafted by unanimous consensus. Commissioner Keen made a motion, seconded by Commissioner Brown for further clarification from Public Works on the dimensions of the right -of -way as being in need of some refinements and consistent standards. 1 1 MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION GENERAL PLAN UPDATE (Contd. Meeting) JULY 25, 2001 PAGE 9 ROLL CALL VOTE X Commissioner Brown X Commission Fowler x Commissioner Guthrie X Vice Chair Keen X Chair Costello 1 Objective CT2 - The Commission discussed this policy at length and requested further clarification from Public Works and traffic consultants regarding Level of Service (LOS) 'C' or better on all streets and controlled intersections. These polices need refinement to address significant delay or less than LOS 'C' on some movements particularly at problem intersections, despite average LOS criteria, by unanimous consensus. Objective CT3 Policy 3 -3.1 - Commissioner Guthrie and Commissioner Keen had a number of comments on the pedestrian and bike connections not included in this Policy. The Commission recommended the following addition:" ...including neighborhood connections in addition to conventional streets ", by unanimous consensus Objective CT4 - Acceptable as drafted, by unanimous consensus. Objective CT5 - Acceptable as drafted, by unanimous consensus. FINAL ENVIRONMENTAL IMPACT REPORT It being midnight, the Commission decided to defer any discussion on whether or not to recommend certification of the Final EIR, and related mitigation monitoring, findings or statements of overriding considerations until their next regular meeting on August 7, 2001. It was understood that the Council will start it's Public Hearings on the 2001 General Plan Update on July 31, and continue Public Hearing on traffic model analysis of Circulation Element and other environmental water resource, and air quality issues of the Final EIR to a second continued hearing in late August. The Commission will offer additional report and recommendation after their August 7, 2001 meeting regarding Safety Element and Final EIR. Staff will introduce and explain the recommendations as part of the City Council Public Hearing on July 31, 2001. ITEM III. NON- PUBLIC HEARING ITEMS None ITEM IV. DISCUSSION ITEMS Chair Costello said he would not be present at the next two Planning Commission meetings, but he would put his comments in writing on the Safety Element for the meeting of August 7, 2001. MINUTES CITY OF ARROYO GRANDE PLANNING COMMISSION GENERAL PLAN UPDATE (Contd. Meeting) JULY 25, 2001 PAGE 10 ITEM V. PLANNING COMMISSION ITEMS AND COMMENTS None ITEM VI. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW UP REPORTS None ITEM VII. ADJOURNMENT Commissioner Guthrie made a motion, seconded by Commissioner Keen to adjourn the meeting to the next scheduled meeting on August 7, 2001. ATTEST: Ly- Reardon - Smith, Commission Clerk AS TO CONTEN.,: Kerry M nts Community Development Director seph M. Costello, Chair 1 1